1886 James B Dr · Hilltop, OH 44437

$179,999

5 bd · 4.0 ba · 2,832 sqft · MultiFamily public records · 21 Days on market

Built 1979 0.38 ac lot $64/sqft · 19% above area Est $151k · 19% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This unique triplex at 1886 James B Dr in McDonald offers a fantastic investment opportunity or owner-occupant setup. The property features three separate units, including one studio apartment and two 2-bedroom units, providing flexibility for rental income and multiple living arrangements. Each unit offers functional layouts and comfortable living spaces, making this property ideal for long-term tenants or an investor looking to expand their portfolio. Conveniently located near local schools, shopping, dining, and major roadways, this property combines strong income potential with a desirable location. Whether you are looking for a fully income-producing property or the opportunity to live in one unit while renting the others, this triplex offers excellent value and potential.

Key facts

• Triplex
• Two 2-bedroom units
• Three separate units

Tags

• TRIPLEX
• THREE SEPARATE UNITS
• TWO 2-BEDROOM UNITS
• FLEXIBILITY FOR RENTAL INCOME
• STRONG INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#820 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Weathersfield Local (suburban): math 63% / reading 68% proficiency, ranked #209 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 129 units permitted in Trumbull County in 2024 (0 in 5+ unit buildings).
• At $3,072/mo this rent would consume 51% of the median local household income ($73k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Trumbull County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $177,299 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $151,000
• List price: $179,999
• Delta: 19.20%
• Verdict: OVERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $44,763
• Equity at exit: $26,838

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $134,344
• Equity at exit: $15,563

Cash invested: $50,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44437

• Home prices YoY: -7.8%
• Active inventory: 21
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,072 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$248 /mo · $2,977/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $1,160

Break-even live

Break-even rent $1,604

Max offer price $179,999

Occupancy floor 57%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$3,072
Total (3 units)			$3,072

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-08
   status Pending 788-char remark

   Show marketing remark (788 chars)

   This unique triplex at 1886 James B Dr in McDonald offers a fantastic investment opportunity or owner-occupant setup. The property features three separate units, including one studio apartment and two 2-bedroom units, providing flexibility for rental income and multiple living arrangements. Each unit offers functional layouts and comfortable living spaces, making this property ideal for long-term tenants or an investor looking to expand their portfolio. Conveniently located near local schools, shopping, dining, and major roadways, this property combines strong income potential with a desirable location. Whether you are looking for a fully income-producing property or the opportunity to live in one unit while renting the others, this triplex offers excellent value and potential.

2. 2026-04-16
   listed $179,999 Active 788-char remark

   Show marketing remark (788 chars)

   This unique triplex at 1886 James B Dr in McDonald offers a fantastic investment opportunity or owner-occupant setup. The property features three separate units, including one studio apartment and two 2-bedroom units, providing flexibility for rental income and multiple living arrangements. Each unit offers functional layouts and comfortable living spaces, making this property ideal for long-term tenants or an investor looking to expand their portfolio. Conveniently located near local schools, shopping, dining, and major roadways, this property combines strong income potential with a desirable location. Whether you are looking for a fully income-producing property or the opportunity to live in one unit while renting the others, this triplex offers excellent value and potential.

3. 2011-01-27
   historical
4. 2010-06-08
   listed $92,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,977 · $248/mo
• Projected year-2 tax: $2,977 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,864
• − Mortgage interest: −$10,083
• − Property taxes: −$2,977
• − Insurance: −$900
• − Repairs & maintenance: −$2,949
• − Management: −$2,949
• − Depreciation: −$5,236
• Taxable income: $11,769
• Est. tax owed @ 24.0%: −$2,825
• After-tax cash flow: $11,093/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Weathersfield Local
• NCES district ID: 3905025
• Math proficiency: 63% ▼ -14.00%
• Reading proficiency: 68% ▼ -7.00%
• Median HH income: $48,310
• Composite: 55.46/100
• National rank: #1247
• State rank: #209 of 656 in OH

Livability — Hilltop

• Score: 63/100
• State rank: #820
• US rank: #15271

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trumbull · 193,293 people
• Metro: Youngstown-Warren, OH
• Population (ZIP): 3,900
• Household income: $72,545
• Rent vs Own: 17.1% rent · 82.9% own

Population outlook (Trumbull County) Hauer SSP2

• Today (2025): 191,696 people
• By 2030: 184,015 · -4.0%
• By 2040: 166,810 · -13.0%
• By 2050: 149,857 · -21.8%
• By 2075: 115,769 · -39.6%
• By 2100: 83,617 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 7% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 3% Spanish 1%

Political lean MEDSL · Trumbull

• 2024 margin: R (+16.8) · D 41.2% · R 58.0%
• 2008→2024 swing: -39.2pp toward R · 2008: 22.4pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+10.6 2016: R+6.4 2012: D+22.2 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.52%
• Current HPI: 241.8126
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+95.7% since first listed

4 events — show timeline

• 2026-05-08 Pending — MLSNOW
• 2026-04-16 Listed $179,999 MLSNOW
• 2011-01-27 Listing Removed — MLSNOW
• 2010-06-08 Listed $92,000 MLSNOW

Property tax history

+3.2%/yr

Latest (2025): $2,977 · +1.3% YoY. Source: county tax records.